Decision

To enter into a Letter of Intent with EG Carter & Co Ltd to undertake Investigatory Archaeological Survey Works required to discharge the pre-commencement planning condition associated with the proposed residential development of 70 homes at the former Monkscroft School site, Cheltenham.

The works will consist of archaeological investigations and surveys necessary to satisfy planning requirements prior to commencement of the main development works. This work will also include the removal of some vegetation from the site as deemed necessary.

These investigatory works will not constitute a material operation for the purposes of the Community Infrastructure Levy (CIL) and will not be deemed commencement of development under the proposed Section 106 Agreement.

Reasons for the decision

The archaeological investigations are required to discharge a pre-commencement planning condition for the development. Entering into a Letter of Intent will enable EG Carter & Co Ltd to undertake these works ahead of execution of the main construction contract, ensuring compliance with planning requirements and maintaining programme continuity. Failure to proceed at this stage could delay the start of the development and lead to additional project costs.


Background information:

• Cheltenham Borough Council is developing the former Monkscroft School site, Cheltenham, to deliver 70 affordable homes.

• Planning permission for the redevelopment was granted by Cheltenham Borough Council Planning Committee on 19 February 2026.

• Project Gateway 4 approval was obtained on 3 March 2026 to enter into a Pre-Construction Services Agreement (PCSA) and undertake archaeological site investigation works prior to contract close.

• A pre-commencement planning condition requires archaeological investigations to be undertaken before commencement of development.

• A Letter of Intent is required to allow the archaeological investigations and associated surveys to be completed in advance of execution of the main construction contract.

• Completion of the archaeological investigations will satisfy the planning requirement, reduce programme risk and support progression towards commencement of the approved residential development.

Alternative options considered

Wait and include this work within the main construction contract. This option would bring significant delay to the overall delivery timetable and would increase the level of risk included in the main construction contract. It is therefore not recommended.